PrePurchaseSampleReport

Northern House Inspections
64 Corowa Crescent, Greensborough
Melbourne VIC 3088
0481 299 682
mail@northernhouseinspections.com.au
Report:
Pre Purchase Building Inspection Report
(Address removed for privacy)
March 12, 2015
Prepared for: (Client removed for privacy)

Report Index
VISUAL BUILDING INSPECTION REPORT 3
INTERIOR CONDITION REPORT 9
LAUNDRY 11
TOILETS 12
KITCHEN 13
BATHROOMS 14
ROOF SYSTEM INTERNAL 17
SUBFLOOR 19
ROOF SYSTEM EXTERNAL 21
EXTERIOR 24
GARAGING 26
OUTBUILDINGS 28
SITE 29
SERVICES 31
IMPORTANT INFORMATION 32

VISUAL BUILDING INSPECTION REPORT
Client & Site Information:
COMMISSIONED BY:
Purchaser.
YOUR CONTACT:
(Removed for privacy)
YOUR REF/FILE NUMBER:
DATE AND TIME OF INSPECTION:
12/03/2015 at 10:00 AM.
PURCHASER:
PROPERTY ADDRESS:
PERSONS IN ATTENDANCE:
Purchaser:
Real Estate Agent:
INSPECTED BY:
Michael Linklater.
SPECIALIST EQUIPMENT USED:
The following equipment was used or was available to the inspector during the course of this inspection:
Moisture Meter:
IMPORTANT NOTE:
This report should not be relied upon if the contract for sale becomes binding more than 30 days after the date
of the initial inspection. A re-inspection after this time is essential.
PURPOSE OF THIS REPORT:
Visual Pre Purchase Building Inspection in accordance with AS4349.1.
INSPECTION AGREEMENT:
This report is subject to the terms, scope, description and limitations of the inspection agreement that was
entered into prior to the inspection being performed. (Note: This agreement may have been entered into by
your Solicitor/Conveyancer or other agent). If you are unsure in any way as to how that inspection agreement
impacts this inspection and report, please seek clarification prior to committing to the property.
Important Information Regarding the Scope and Limitations of the Inspection and this Report
This report complies with Australian Standard AS 4349.1 - 2007 Inspection of Buildings.
Part 1: Pre Purchase Inspections - Residential Buildings
If the property is not part of a Strata or Company Title - Appendix C of the Standard applies.
If the property is part of a Strata or Company Title - Appendix B of the Standard applies.
Important Information: Any person who relies upon the contents of this report does so acknowledging that the
following clauses both below and at the end of this report. These define the Scope and Limitations of the
inspection and form an integral part of the report. Before you decide to purchase this property you should read and
understand all of the information contained herein. It will help explain what is involved in a Standard Property

Inspection, the difficulties faced by an inspector and why it is not possible to guarantee that a property is free of
defects, latent or otherwise. This information forms an integral part of the report. If there is anything contained
within this report that is not clear or you have difficulty understanding, please contact the inspector prior to acting
on this report.
The Purpose of the Inspection: The purpose of the inspection is to identify the major defects and safety hazards
associated with the property at the time of the inspection. The advice is limited to the reporting of the condition of
the Building Elements in accord with Appendix B or C AS4349.1-2007 (Appendix B for Strata or Company Title and
Appendix C for other residential buildings). The overall condition of this building has been compared to similar
constructed buildings of approximately the same age where those buildings have had a maintenance program
implemented to ensure that the building members are still fit for purpose.
The Scope of the Inspection: The purpose of the inspection is to identify the major defects and safety hazards
associated with the property at the time of the inspection. The inspection and reporting is limited to a visual
assessment of the Building Members in accord with Appendix C AS4349.1-2007. The scope of the inspection will
cover the main building and the property within 30 metres of the main building subject to this inspection report.
If the property inspected is part of a Strata or Company Title (Appendix B), then the inspection is limited to the
interior and the immediate exterior of the particular residence to be inspected. It does not cover the common
property. Purchasers should be aware that their liability for the cost of repairing building defects is not restricted
only to the particular unit that is being purchased, but may include contribution to the whole of the common
property.
Acceptance Criteria: The building shall be compared with a building that was constructed in accordance with the
generally accepted practice at the time of construction and which has been maintained such that there has been no
significant loss of strength and serviceability.
Special Requirements: It is acknowledged that there are no special requirements placed on this inspection that are
outside the scope of the abovementioned Australian Standard.
Changes to the Inspection Agreement: It is acknowledged that if any inspection agreement is in place in respect to
this inspection, no changes have been made between the scope of that agreement (if applicable) and the scope of
this inspection report.
Limitations
This report is limited to a visual inspection of areas where safe and reasonable access is available and access
permitted on the date and at the time of inspection. The Inspection will be carried out in accordance with
AS4349.1-2007. The purpose of the inspection is to provide advice to a prospective purchaser regarding the
condition of the property at the date and time of inspection. Areas for Inspection shall cover all safe and
accessible areas. It does not purport to be geological as to foundation integrity or soil conditions, engineering as to
structural, nor does it cover the condition of electrical, plumbing, gas or motorised appliances. It is strongly
recommended that an appropriately qualified contractor check these services prior to purchase.
As a matter of course, and in the interests of safety, all prospective purchasers should have an electrical report
carried out by a suitably qualified contractor.
This report is limited to (unless otherwise noted) the main structure on the site and any other building, structure or
outbuilding within 30m of the main structure and within the site boundaries including fences.
Safe and Reasonable Access

Only areas to which safe and reasonable access is available were inspected. The Australian Standard 4349.1 defines
reasonable access as "areas where safe, unobstructed access is provided and the minimum clearances specified
below are available, or where these clearances are not available, areas within the inspector's unobstructed line of
sight and within arm's length. Reasonable access does not include removing screws and bolts to access covers."
Reasonable access does not include the use of destructive or invasive inspection methods nor does it include cutting
or making access traps or moving heavy furniture, floor coverings or stored goods.
Roof Interior - Access opening = 400 x 500 mm - Crawl Space = 600 x 600mm - Height accessible from a 3.6m
ladder.
Roof Exterior - Must be accessible from a 3.6m ladder placed on the ground.
Property Description:
Building type:
Single storey townhouse.
Strata:
The building may be part of an Owners Corporation (Strata Title). The purchaser should ensure that an Owners
Corporation inspection is carried out. Only common property areas in the immediate vicinity of the subject
property have been inspected.
External walls constructed from:
Brick veneer:
Roof Construction:
The roof is of pitched construction.
Roof Covering:
Concrete tiles:
Internal walls covered with:
Plasterboard:
Internal ceilings covered with:
Plasterboard:
Windows are constructed from:
Timber:
Footings:
The building is constructed on strip footings and piers together with concrete stumps.
Estimate Building Age:
Between 30 and 40 years old. This is only an estimate and must not be relied upon for the purpose of accurately
determining the age of the building. Should an accurate age of the building be required, further independent
investigations should be made.
Overall Condition of Property
Major Defects in this Building:
The incidence of major defects in this building in comparison to the average condition of similar buildings of
approximately the same age and construction and that have been reasonably maintained is considered to be:
Typical: The frequency and/or magnitude of major defects are consistent with the inspectors expectations when
compared to similar buildings of approximately the same age, construction that have been reasonably well
maintained.

Minor Defects in this Building:
The incidence of minor defects in this building in comparison to the average condition of similar buildings of
approximately the same age and construction and that have been reasonably maintained is considered to be:
Typical: The frequency and/or magnitude of minor defects are consistent with the inspectors expectations when
compared to similar buildings of approximately the same age, construction that have been reasonably well
maintained.
Overall Condition:
A comparison of this and other dwellings of similar age, construction and level of maintenance would rate this
building as average. There may be areas/elements requiring minor repairs or maintenance.
Important Note: The building rating noted above is only a generalisation taking into account numerous factors
and should be read in conjunction with the notable items and main report.
Important Note: This is only a general overview of the property and must not be relied upon on its own. You
MUST read the report in its entirety.
The purpose of this inspection is to provide advice to the Client regarding the overall condition of the property at
the time of the inspection. The inspection is a visual assessment only of the property to identify major defects and
to form an opinion regarding the condition of the property at the time of inspection.
Any Summary within this Report regardless of its placement in the Report is supplied to allow a quick overview of
the inspection results. These Summary items are NOT the Report and cannot be relied upon on their own. Any
Summary MUST be read in conjunction with the entire Report and not in isolation from the Report. If there should
be any discrepancy between anything in the Report and anything in a Summary, the information in the Report shall
override that of the Summary. In any event, should any aspect of this report not be fully understood, you should
contact the Inspector BEFORE relying on this Report.
Summary of Areas Inspected:
Details:
Roof void: Internal area: Subfloor area: Garage: External Roof: External area: Site:
Note: The areas listed above are a broad indication of the areas inspected. Within these areas, some further
restrictions may have been present restricting or preventing our inspection. If any recommendation has been made
within this report to gain access to areas, gain further access to areas, or any area has been noted as being at "High
Risk" due to limited access, then further access must be gained. We strongly recommend that such access be
gained prior to purchase to enable a more complete report to be submitted. The inspection generally includes the
main building and the site including fences that are up to 30 metres from the building and within the boundaries of
the site.
Should there be any areas or elements listed below which were not fully inspected due to access limitations or
impairment at the time of inspection, or where recommendations for further access to be gained was made,
these areas or elements should be accessed and inspected prior to a decision or commitment to purchase is
made.

Summary of Areas Not Inspected:
Externally:
The boundary fences were not inspected as access would be necessary to the adjoining property.
The boundary and/or common wall of the garage to the right elevation was not inspected as access would be
necessary to the adjoining property.
Roof void:
Ceiling joist and top wall plates due to existing insulation:
Above the eaves due to the low height:
Interior:
The top side of flooring where floor coverings prevented inspection:
The walls where existing furnishings prevented inspection:
Subfloor:
The subfloor area below the master bedroom, ensuite and bedroom two due to the low method of construction
limiting physical access to these areas:
Defects may be present and not detected.
Summary of High Risk areas where access should be gained:
Externally:
The boundary fences:
The boundary and/or common wall of the garage to the right elevation:
Roof void:
Ceiling joist and top wall plates:
Above the eaves:
Interior:
The top side of flooring:
The walls:
Subfloor:
The subfloor area below the master bedroom, ensuite and bedroom two:
If any other inspections and reports are noted below, it is Strongly Recommended that they be obtained PRIOR to
any decision to purchase the Property and/or before settlement. Obtaining these reports will better equip the
purchaser to make an informed decision.
Furnished Properties:
Was the property furnished at the time of inspection?
The property was furnished. Where a property was furnished (fully or partly) at the time of the inspection then
you must understand that the furnishings and stored goods may be concealing evidence defects (from minor
defects to potentially significant defects). This evidence may only be revealed when the property is vacated. A
further inspection of the vacant property is strongly recommended in this case.

Weather Conditions:
Recent Weather Conditions:
Dry.
Weather Conditions on the Day and at the Time of Inspection:
Dry & wet periods.

INTERIOR CONDITION REPORT
Ceiling
Ceiling Condition:
The condition of the ceilings is generally good.
Walls
Internal Walls Condition:
Visual limitations due to but not limited to existing furnishings and or stored items restricted a complete
evaluation of these areas and or components. Defects may be present and not identified. Recommend
limitations be removed and a re-Inspection be conducted to enable a more complete report to be submitted
prior to purchase. The condition of the visible walls is generally good.
Windows
Windows Condition:
The condition of the windows is generally good.
Doors
Doors Condition:
The condition of the doors is generally good.
Floors
Floors General Condition:
Visual limitations due to but not limited to existing furnishings, stored goods and or floor coverings restricted a
complete evaluation of these areas and or components. Defects may be present and not identified. Recommend
limitations be removed and a re-Inspection be conducted prior to purchase to enable a more complete report to
be submitted. The condition of the visible floors is generally good.
Despite the limitations noted, squeaking flooring was noted to the hallway and associated high traffic areas. This
will require re fixing to prevent further movement and squeaking. As floor coverings are present over this area,
this work should be carried out when the floor coverings are next changed. A licensed carpenter should be called
to make a further evaluation and repairs or rectification as needed.

Woodwork
Woodwork
The condition of the visible woodwork is generally good.
Built- In Walldrobes
Type and Condition
The condition of the built-in wardrobes is generally good.

LAUNDRY
Important Notes: In regard to plumbing or electrical, it should be noted that we are not plumbers or electricians
and any comment made is not that of a qualified plumber or electrician. We recommend that a qualified contractor
be engaged to make comment on any matter dealing with plumbing or electrical issues.
Laundry:
General condition of area:
This area is generally in good condition.
Tub & Taps:
The tub and taps appear serviceable. Drain appears serviceable, no leaks or decay were visible on the day.
Tiles:
The condition of the tiles is generally good.

TOILETS
Toilet:
Room Location:
Adjacent to the laundry.
General condition of area:
This area is generally in good condition.
Toilet Condition:
The toilet appears to be in working order. No leaks or decay were visible on the day.
Tiles:

KITCHEN
Kitchen:
Kitchen Fixtures:
The condition of the fixtures is generally good.
Tiles:
The condition of the splashback tiles is generally good.
Sink & Taps:
The sink and taps appear to be in a serviceable condition. The waste drain appears serviceable and no leaks or
decay visible on the day.

BATHROOMS
Important Notes: Shower areas (where present) are visually checked for leakage, but leaks often do not show
except when the shower is in actual long term use. It is very important to maintain adequate sealing in the bath
areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Adequate
and proper ongoing maintenance will be required in the future.
In regard to plumbing or electrical, it should be noted that we are not plumbers or electricians and any comment
made is not that of a qualified plumber or electrician. We recommend that a qualified contractor be engaged to
make comment on any matter dealing with plumbing or electrical issues.
Main Bathroom:
Room Location:
Adjacent to hallway.
Shower/Bath Condition:
The shower recess was tested and there was no visible water penetration to surrounding areas.
IMPORTANT NOTE: This test may not reveal water leaks until the shower is put into constant use and
surrounding areas monitored over a period of time.
The silicone sealant to the wall tile and shower base / bath tub junctions within the shower and bath recess has
deteriorated. It is recommended that a suitable anti-fungus sealant be re applied to prevent water penetration
and subsequent decay to surrounding areas.
Tiles:
The floor to wall corner junctions grout is loose/missing in areas and requires raking out and replacement with a
suitable silicon sealant. This will aid the bathrooms tiles the ability to expand and contract as needed, without
causing further damage to the tiles or tile grout of the remaining floor area. Furthermore, this sealant will help
waterproof this area more effectively. A licensed floor and wall tiler should be called to make a further
evaluation and repairs or rectification as needed.

Basin & Taps:
The basin & taps appear serviceable. The waste drain appears serviceable and no leaks or decay visible on the
day.
Vanity Unit:
The condition of the vanity unit is generally good.
Ventilation:
An exhaust fan is installed to this area but was not operational at the time of inspection.
Ensuite Bathroom:
Room Location:
Adjacent to the master bedroom.
Shower/Bath Condition:
The shower recess was tested and there was no visible water penetration to surrounding areas.
IMPORTANT NOTE: This test may not reveal water leaks until the shower is put into constant use and
surrounding areas monitored over a period of time.
Tiles:
Basin & Taps:
The basin & taps appear serviceable. The waste drain appears serviceable and no leaks or decay visible on the
day.
Vanity Unit:
The condition of the vanity unit is generally fair.

Ventilation:
An exhaust fan is installed to this area but was not operational at the time of inspection.

ROOF SYSTEM INTERNAL
Roof Framing:
Roof Supports - Type and Condition:
The cut and pitched roof timbers appear to provide adequate support. However, some minor deflection was
noted to the hip rafter above bedroom 2. This may be due to the loosening of the adjustable fulcrum that
supports the hip rafter above this area. It is suggested that re tensioning of the fulcrum be undertaken or
additional strutting is to be provided. Furthermore, a timber strut above the hallway/bathroom area appears
split and may be ineffective, replacement is recommended.
It appears that roof loads via struts are being supported by a wall, proposed for removal, between the kitchen
and living rooms. It is recommended that a sufficient lintel, adequate for the supported roofing loads and span of
opening be installed.
A licensed builder or carpenter should be called to make a further evaluation and repairs or rectification to the
above issues as needed.
Insulation & Sarking:
Insulation Status:
Appears thick and well laid to visible areas.

Party Walls:
Details:
A party wall is present in the roof space separating adjoining properties.

SUBFLOOR
Restrictions:
Restrictions/description:
Crawl space below the master bedroom, bedroom two and the ensuite areas was limited due to the low method
of construction and presence of plumbing and ducting resulting in a limited visual inspection from a distance
being carried out. It is possible that building defects may be present below inaccessible areas however, no
comment is made or opinion offered on any area where full access is not available. We STRONGLY recommend
that access be gained to all inaccessible areas. Access should be gained to enable a further inspection to be
carried out prior to purchase.
Wood decay damage:
Description:
No decay to wet area penetrations was visible on the day. But we strongly advice these areas be regularly
inspected and maintained.
Leaks were noted to the waste trap below the main bathrooms shower base. Further investigation may be
required to ascertain the source of the leak and if still active be rectified. A Licensed plumber should be called to
make a further evaluation and repairs or rectification as needed.

Ventilation:
Description:
Subfloor ventilation appeared to be adequate at the time of inspection.
Sub Floor - Other Defects or Issues:
Details:
No ant caps are installed. The purpose of antcapping is to prevent concealed termite entry by forcing the
termites build mud tunnels around the visible sections of the antcapping enabling detection during a pest
inspection. Antcapping will not prevent the entry of termites to a structure however, correctly fitted ant caps
will assist in early detection. If it is not possible or practicable to fit antcapping, this area should be regularly
inspected by a Licensed Pest Inspector.
Some stored timbers and builders offcuts are present and in contact with soil. These should be removed and/or
stored off the ground to prevent any timber pest attack to the property.

ROOF SYSTEM EXTERNAL
The following is an opinion of the general quality and condition of the roofing material. The inspector cannot and
does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. The only
way to determine whether a roof is absolutely water tight is to make observations during prolonged rainfall. If any
sections of the roof were inaccessible due to the method of construction or other factor, further investigations
should be carried out prior to purchase. In all cases, roofing material is viewed from a distance only.
External Roof:
Roof Style:
The roof is of pitched construction.
Roof Covering Condition in Detail:
A small number of cracked roof tiles were noted and should be replaced. A licensed roof tiler should be called to
make a further evaluation and repairs or rectification as needed.
Flashings:
Roof Flashing - Type and Condition:
Flashing material is of lead:
Flashing material above the kitchen/living areas is cracked, damaged and in poor condition and will require
rectification or replacement. A licensed roof plumber should be called to make a further evaluation and repairs
or rectification as needed.

Gutters & Downpipes:
Gutters & Downpipes:
Leaves and debris are present in gutters to all elevations of the dwelling. These should be cleared to prolong the
life of the guttering material, prevent water from ponding and/or flowing back into the eaves during heavy
rainfall. Ongoing Maintenance is suggested.
Ponding water was noted in the gutters to the front elevation and are not draining adequately. This may be due
to inadequate fall of guttering toward the downpipe. This should be rectified to prevent potential water ingress
to the building and decay of guttering and surrounding components. This may also affect the drainage and
timber pest management of the property. A licensed roof plumber should be called to make a further evaluation
and repairs or rectification as needed.
Valleys:
Condition:
Valley metals are rusting and should be treated or replaced as required. The edge of the valley has been
cemented over which can indicate a past leak. Cement should be removed and either edge flashing or a wider
valley installed. A licensed roof plumber should be called to make a further evaluation and repairs or rectification
as needed.
Eaves, Fascias & Barge Boards:
Eaves Type & Condition:
The eaves are lined with asbestos cement sheeting. Although we are not qualified in the detection of asbestos
material, the material found may contain asbestos. Asbestos material should only be removed by a suitably
qualified removal contractor.

Fascias & Bargeboards Type & Condition:
Minor wet rot decay and deteriorated paint work is present to barge boards on the front and left elevations. A
licensed carpenter and/or painter should be called to make a further evaluation and repairs or rectification as
needed.
Chimneys:
Condition:
The flashing around the chimney is in fair condition.

EXTERIOR
External Walls:
General Condition:
The ground levels to the rear left corner of the dwelling are close to or covering some of the damp proof course
(DPC) material and should be lowered appropriately, also see (Weep Holes and Vents) below for further
information. Ideally, the height of a DPC should be not less than 150mm above the adjacent ground level; 75mm
above the finished surface level of adjacent paved, concrete or landscaped areas that slope away from the base
of the walls; 50mm above finished paved, concrete or landscaped areas that are protected from the direct
effects of the weather by items such as carports, verandah, balcony etc. A professional landscaper and or builder
should be called to make a further evaluation and repairs or rectification as needed.
Cracking to Masonry or Concrete Elements:
Minor cracks are evident to the brickwork outside the laundry and living room areas. Visible cracking has been
categorized as an appearance defect. Cracking of a building element is an appearance defect where in the
opinion of the inspector the appearance of the element is blemished however, the expected consequence of this
cracking is unknown until further information is obtained. Please refer to section 9 in the Important Information
section at the rear of this report for more information.
Cracking can be expected in a building of this age and construction.
Weep Holes and Vents:
Vents:
Some external vent holes to the rear left corner of the building are covered or concealed. Vent holes are the
openings to the base of the brickwork that allow air circulation and ventilation to the sub floor. Any covered
vent holes may also compromise pest management and provide undetected pest entry to the structure.
Furthermore, restricted air circulation may also provide conditions conducive to pest infestation. Where
possible, vent holes should uncovered.

Windows:
Windows Condition:
The condition of the exterior windows is generally good.
External Stairs:
Type & Condition:
The overall condition of the stairs is good.

GARAGING
Garage:
Garage Location:
Single garage, adjacent to the main building.
Restrictions to inspection
Boundary wall to the right elevation was not inspected as access could not be gained to the adjacent property.
General Overall Condition:
The overall condition of the garage is good.
Roof Construction:
The roof is of skillion style construction.
Roof Covering:
Metal decking:
Roof Covering Condition in Detail:
The pitch of the skillion roof section appears to be inadequate and large amounts of leaf debris are also present.
This may allow wind driven rain penetration and blocking of guttering and decking channels. Ongoing
maintenance is suggested to prevent further water entry to this area.
External walls constructed from:
Single brick:
External Wall General Condition:
The condition of the visible walls is generally good.
Cracking to Masonry or Concrete Elements:
Minor cracks are evident to the doorway area. Visible cracking has been categorized as an appearance defect.
Cracking of a building element is an appearance defect where in the opinion of the inspector the appearance of
the element is blemished however, the expected consequence of this cracking is unknown until further
information is obtained. Please refer to section 9 in the Important Information section at the rear of this report
for more information.

Cracking can be expected in a building of this age and construction.
Front Doors - Type & Condition
The main garage door is a roller shutter style door and is in good condition.
Ceiling Condition:
There is no ceiling lining present.
Floor - Type & General Condition
The concrete floor is generally in good condition.
External Windows Condition:
The condition of the exterior of the windows is generally fair.

OUTBUILDINGS
Outbuilding A:
Type of Outbuilding:
Metal garden shed to the left side of the property:
Flooring timbers are in contact with or very close to soil areas. This is conducive to timber pest attack or timber
deterioration and we recommend modifications be made so that timber to soil contact does not occur. A
professional landscaper and or carpenter should be called to make a further evaluation and repairs or
rectification as needed.
General Condition:
The structure is generally in good condition.

SITE
Driveway:
Type & Condition:
The concrete driveway has some visible cracking that should be monitored for further movement.
Fences & Gates:
Fences Type & Condition:
The fences are mainly constructed from timber and stand in good condition. However, the base of the timber
fences to the property are in contact with or very close to soil areas. This is conducive to exaggerated timber
deterioration and we recommend modifications be made so that timber to soil contact does not occur. A
professional landscaper and or carpenter should be called to make a further evaluation and repairs or
rectification as needed.
Paths/Paved Areas:
Type & Condition:
The concrete paths/paved areas are in good condition.
Trees
Issue and Location
Trees are located close to the building with tree limbs over the roof area. Consideration should be given to the
cutting back of tree limbs over roof areas by a professional contractor. This will also help maintain excess leaf
debris to guttering.

Drainage - Surface Water:
Description:
The drainage at the left side of the property appears inadequate. As a result, evidence suggests that surface
water has been ponding and/or flowing toward the dwelling. Poor site drainage can create unstable foundations
that may have an adverse structural effect over time. Rectification is required. Drains should be installed to
divert seepage and surface runoff water away from the house. The drains should be connected to the existing
stormwater drainage system. Please contact a Licensed Landscaper or Builder for further information.
The drain to the garage entry area appears blocked by leaf debris. Ongoing maintenance is suggested to prevent
water ingress into the garage.
The general adequacy of site drainage is not included in the Standard Property Inspection Report. Comments on
surface water drainage are limited as where there has been either little or no rainfall for a period of time, surface
water drainage may appear to be adequate but then during periods of heavy rain, may be found to be inadequate.
Any comments made in this section are relevant only in light of the conditions present at the time of inspection. It
is recommended that a Smoke Test be obtained to determine any illegal connections, blocked or broken drains.

SERVICES
Services:
Details:
No residual current device (RCD) was noted in the electrical meter box. Whilst not necessarily required at the
time of construction, it is recommended that an RCD be fitted. Please contact a Licensed Electrical Contractor
for further information.
A ducted heating unit is installed in the laundry area. Consideration should be given to relocating the unit
outside the dwelling. This may include the relocation and patching of the return air inlet from the hallway ceiling
to the sub floor, external power provisions and some further extensions to existing ducting and gas lines. A
Licensed heating plumber should be called to make a further evaluation of the relocation works needed.
Smoke detectors are fitted however, the positioning, operation or adequacy was not tested and is not
commented on.
Water Lines & Pressure:
Details:
Water pressure appears to be normal, however, this is not an opinion of a licensed plumber.
Hot Water Service:
Hot water is provided by the following:
Gas hot water system:
The hot water over flow pipe does not appear connected to the storm water system. This may effect the timber
pest management of the property. We recommend the overflow be connected to the stormwater system by a
licensed plumber.

IMPORTANT INFORMATION
Important Information:
The following forms an integral part of the report and MUST be read in conjunction with the entire report.
General Definitions used in this report:
Terminology
The Definitions below apply to the TYPES OF DEFECTS associated with individual items/parts or Inspection areas
(fields) of an item:
Damage: The building material or item has deteriorated or is not fit for its designed purpose.
Distortion: Warping: Twisting: The item has moved out of shape or moved from its position.
Water Penetration: Dampness: Moisture has gained access to unplanned and/or unacceptable areas.
Material Deterioration: The item is subject to one or more of the following defects; rusting, rotting, corrosion,
decay.
Operation: The item or part does not function as expected.
Installation: The installation of an item is unacceptable, has failed or is absent.
The Definitions of the Terms (Good), (Fair), & (Poor) below apply to defects associated with individual items or
specific areas:
Good - The item or area inspected appears to be in Serviceable and/or Sound Condition without any significant
visible defects at the time of inspection.
Fair - The item or area inspected exhibits some minor defects, minor damage or wear and tear may require some
repairs of maintenance.
Poor - The item or area inspected requires significant repairs or replacement and may be in a badly neglected state
due to age or lack of maintenance or deterioration or not finished to an acceptable standard of workmanship.
The Definitions (Above Average), (Average), (Below Average) relate to the inspectors opinion of the Overall
Condition of the Building:
Above Average - The overall condition is above that consistent with dwellings of approximately the same age and
construction. Most items and areas are well maintained and show a high standard of workmanship when compared
with building of similar age and construction.
Average - The overall condition is consistent with dwellings of approximately the same age and construction. There
will be areas or items requiring some repair or maintenance.
Below Average - The Building and its parts show some significant defects and/or very poor non- tradesman like
workmanship and/or long term neglect and/or defects requiring major repairs or reconstruction of major building
elements.
Appearance Defect - Where in the inspectors opinion the appearance of the building element has blemished at the
time of the inspection and the expected consequence of this cracking is unknown until further information is
obtained.

Serviceability Defect - Where in the inspectors opinion the function of the building element is impaired at the time
of the inspection and the expected consequence of this cracking is unknown until further information is obtained.
Structural Defect - Where in the inspector's opinion the structural performance of the building element is impaired
at the time of the inspection and the expected consequence of this cracking is unknown until further information is
obtained.
Accessible Area - An area on the site where sufficient, safe and reasonable access is available to allow inspection
within the scope of the inspection.
Other Definitions
Major Defect - Is a defect requiring building works to avoid unsafe conditions, loss of function or further worsening
of the defective item.
Minor Defect - Any defect other than what is described as a major defect.
General and Important Information:
Note: In the case of strata and company title properties, the inspection is limited to the interior and immediate
exterior of the particular unit being inspected. The Exterior above ground floor level is not inspected. The complete
inspection of other common property areas would be the subject of a Special-Purpose Inspection Report which is
adequately specified.
Shower Recesses: Tests may be made on shower recesses to detect leaks (if water is connected). The tests may
not reveal leaks or show incorrect waterproofing if silicone liquid or masonry sealant has been applied prior to the
inspection. Such application is a temporary waterproofing measure and may last for some months before breaking
down. The tests on shower recesses are limited to running water within the recesses and visually checking for
leaks. As showers are only checked for a short period of time, prolonged use may reveal leaks that were not
detected at the time of inspection. No evidence of a current leak during inspection does not necessarily mean that
the shower does not leak.
Glass Caution: Glazing in older houses (built before 1978) may not necessarily comply with current glass safety
standards AS1288. In the interests of safety, glass panes in doors and windows especially in trafficable areas should
be replaced with safety glass or have shatterproof film installed unless they already comply with the current
standard.
Stairs & Balustrades: Specifications have been laid down by the Australian Building Code - Section 3.9 covering
stairs, landings and balustrades to ensure the safety of all occupants and visitors in a building. Many balustrades
and stairs built before 1996 may not comply with the current standard. You must upgrade all such items to the
current standard to improve safety.
Rooms below ground level: If there are any rooms under the house or below ground level (whether they be
habitable or non-habitable rooms), these may be subject to dampness and water penetration. Drains are not
always installed correctly or could be blocked. It is common to have damp problems and water entry into these
types of rooms, especially during periods of heavy rainfall and this may not be evident upon initial inspection.
These rooms may not have council approval. The purchaser should make their own enquiries with the Council to
ascertain if approval was given.
Trees: Where trees are to close to the house this could affect the performance of the footing as the moisture levels

change in the ground. A Geotechnical Inspection can determine the foundation material and advise on the best
course of action with regards to the trees.
The septic tanks: Should be inspected by a licensed plumber.
Swimming Pools: Swimming Pools/Spas are not part of the Standard Building Report under AS4349.1-2007 and are
not covered by this Report. We strongly recommend a pool expert should be consulted to examine the pool and the
pool equipment and plumbing as well as the requirements to meet the standard for pool fencing. Failure to conduct
this inspection and put into place the necessary recommendations could result in finds for non compliance under
the legislation.
Surface Water Drainage: The retention of water from surface run off could have an effect on the foundation
material which in turn could affect the footings to the house. Best practice is to monitor the flow of surface water
and stormwater run off and have the water directed away from the house or to storm water pipes by a licensed
plumber/drainer.
Important Information Regarding the Scope and Limitations of the Inspection and this Report
Any person who relies upon the contents of this report does so acknowledging that the following clauses, which
define the Scope and Limitations of the inspection, form an integral part of the report.
1) This report is not an all encompassing report dealing with the building from every aspect. It is a
reasonable attempt to identify any obvious or significant defects apparent at the time of the inspection.
Whether or not a defect is considered significant or not, depends, to a large extent, upon the age and type
of the building inspected. This report is not a Certificate of Compliance with the requirements of any Act,
Regulation, Ordinance or By-law. It is not a structural report. Should you require any advice of a structural
nature you should contact a structural engineer.
2) THIS IS A VISUAL INSPECTION ONLY limited to those areas and sections of the property fully
accessible and visible to the Inspector on the date of Inspection. The inspection DID NOT include breaking
apart, dismantling, removing or moving objects including, but not limited to, foliage, mouldings, roof
insulation/ sisalation, floor or wall coverings, sidings, ceilings, floors, furnishings, appliances or personal
possessions. The inspector CANNOT see inside walls, between floors, inside skillion roofing, behind stored
goods in cupboards and other areas that are concealed or obstructed. The inspector DID NOT dig, gouge,
force or perform any other invasive procedures. Visible timbers CANNOT be destructively probed or hit
without the written permission of the property owner.
3) This Report does not and cannot make comment upon: defects that may have been concealed; the
assessment or detection of defects (including rising damp and leaks) which may be subject to the prevailing
weather conditions; whether or not services have been used for some time prior to the inspection and
whether this will affect the detection of leaks or other defects (eg. In the case of shower enclosures the
absence of any dampness at the time of the inspection does not necessarily mean that the enclosure will not
leak); the presence or absence of timber pests; gas-fittings; common property areas; environmental
concerns; the proximity of the property to flight paths, railways, or busy traffic; noise levels; health and
safety issues; heritage concerns; security concerns; fire protection; site drainage (apart from surface water
drainage); swimming pools and spas (non-structural); detection and identification of illegal building work;
detection and identification of illegal plumbing work; durability of exposed finishes; neighbourhood
problems; document analysis; electrical installation; any matters that are solely regulated by statute; any
area(s) or item(s) that could not be inspected by the consultant.
Accordingly this Report is not a guarantee that defects and/or damage does not exist in any inaccessible or

partly inaccessible areas or sections of the property. (NB Such matters may upon request be covered under
the terms of a special-Purpose Property Report.)
4) CONSUMER COMPLAINTS PROCEDURE. In the event of any controversy or claim arising out of, or
relating to this Report, either party must give written Notice of the dispute to the other party. If the dispute
is not resolved within ten (10) days from the service of the Notice then the dispute shall be referred to a
mediator nominated by the Inspector. Should the dispute not be resolved by mediation then either party
may refer the dispute to the Institute of Arbitrators and Mediators of Australia for resolution by arbitration.
5) ASBESTOS DISCLAIMER: "No inspection for asbestos was carried out at the property and no report
on the presence or absence of asbestos is provided. If during the course of the Inspection asbestos or
materials containing asbestos happened to be noticed then this may be noted in the Additional Comments
section of the report. Buildings built prior to 1982 may have wall and/or ceiling sheeting and other products
including roof sheeting that contains Asbestos. Even building built after this date up until the early 90s may
contain some Asbestos. Sheeting should be fully sealed. If concerned or if the building was built prior to
1990 or if asbestos is noted as present within the property then you should seek advice from a qualified
asbestos removal expert as to the amount and importance of the asbestos present and the cost of sealing
or removal. Drilling, cutting or removing sheeting or products containing Asbestos is a high risk to peoples
health. You should seek advice from a qualified asbestos removal expert."
6) Mould (Mildew and Non-Wood Decay Fungi) Disclaimer: Mildew and non wood decay fungi is
commonly known as Mould. However, Mould and their spores may cause health problems or allergic
reactions such as asthma and dermatitis in some people. No inspection for Mould was carried out at the
property and no report on the presence or absence of Mould is provided. If in the course of the
Inspection, mould happened to be noticed it may be noted in the report. If Mould is noted as present within
the property or if you notice Mould and you are concerned as to the possible health risk resulting from its
presence then you should seek advice from your local Council, State or Commonwealth Government Health
Department or a qualified expert such as an Industry Hygienist.
7) Magnesite Flooring Disclaimer: No Inspection for Magnesite Flooring was carried out at the
property and no report on the presence or absence of Magnesite Flooring is provided. You should ask the
owner whether Magnesite Flooring in present and/or seek advice from a Structural Engineer.
8) Estimating Disclaimer: Any estimates provided in this report are merely opinions of possible costs
that could be encountered, based on the knowledge and experience of the inspector, and are not estimates
in the sense of being a calculation of the likely costs to be incurred. The estimates are NOT a guarantee or
quotation for work to be carried out. The actual cost is ultimately dependent upon the materials used,
standard of work carried out, and what a contractor is prepared to do the work for. It is recommended in
ALL instances that multiple independent quotes are sourced prior to any work being carried out. The
inspector accepts no liability for any estimates provided throughout this report.
9) Cracking of Building Elements: The use of cracking of building elements as an indicator of
structural performance can be problematic. Where any cracking is present in a building element, that
cracking may be the result of one or more of a range of factors and that the significance of cracking may
vary.
Cracking can be generally categorized into:
Appearance Defect: Where in the inspectors opinion the appearance of the building element has
blemished at the time of the inspection and the expected consequence of this cracking is unknown until

further information is obtained.
Serviceability Defect: Where in the inspectors opinion the function of the building element is impaired at
the time of the inspection and the expected consequence of this cracking is unknown until further
information is obtained.
Structural Defect: Where in the inspector's opinion the structural performance of the building element is
impaired at the time of the inspection and the expected consequence of this cracking is unknown until
further information is obtained.
The criteria for determining whether cracking is a structural defect are not solely related to crack width.
Cracks 0.1mm wide may be a structural defect while cracks 5.00mm wide may not be structural defects.
Cracking in a structural element does not necessarily indicate a structural defect.
Regardless of the type of crack(s) a Pre Purchase Building Inspector carrying out a Pre Purchase Inspection
within the scope of a visual inspection is unable to determine the expected consequences of the cracks.
You therefore MUST obtain information regarding the following;
(a) The nature of the foundation material on which the building is resting,
(b) The design of the footings,
(c) The site landscape,
(d) The history of the cracks and
(e) Have any cracking referred to an engineer to determine the consequences of the cracking noted
in this report.
All of the above fall outside of the scope of this Pre Purchase Inspection. However, the information
obtained from the 5 items above are valuable in determining the expected consequences of the cracking
and any remedial work needed.
Cracks that are small in width and length on the day of inspection MAY have the potential to develop over
time into Structural Problems for the Home Owner resulting in major expensive rectification work being
carried out.
If any cracks have been identified regardless of the location or size, a Structural Engineer is required to
determine the significance of the cracking prior to the decision to purchase is made.
10) CONDITIONS :- This standard property report is conditional upon or conditional in relation to -
· the assessment of any apparent defect including rising damp and leaks, the detection of which may
be subject to prevailing weather conditions;
· information provided by the person, the employees or agents of the person requesting the report;
· the specific areas of expertise of the consultant specified in the report;
· apparent concealment of possible defects; or
· any other factor limiting the preparation of the report.
11) If the property to be inspected is occupied then You must be aware that furnishings or household
items may be concealing evidence of problems, which may only be revealed when the items are moved or
removed. Where the Report says the property is occupied You agree to:
a) Obtain a statement from the owner as to
i. any Timber Pest activity or damage;
ii. timber repairs or other repairs

iii. alterations or other problems to the property known to them
iv. any other work carried out to the property including Timber Pest treatments
v. obtain copies of any paperwork issued and the details of all work carried out
b) Indemnify the Inspector from any loss incurred by You relating to the items listed in clause a) above
where no such statement is obtained.
12) The Inspection Will not cover or report the items listed in Appendix D to AS4349.1-2007
13) You agree that We cannot accept any liability for Our failure to report a defect that was concealed
by the owner of the building being inspected and You agree to indemnify Us for any failure to find such
concealed defects
14) Where Our report recommends another type of inspection including an invasive inspection and
report then You should have such an inspection carried out prior to the exchange of contracts or end of
cooling-off period. If You fail to follow Our recommendations then You agree and accept that You may
suffer a financial loss and indemnify Us against all losses that You incur resulting from Your failure to act on
Our advice.
15) The Report may not be sold or provided to any other Person without Our express written permission,
unless the Client is authorised to do so by Legislation. If We give our permission it may be subject to
conditions such as payment of a further fee by the other Person and agreement from the other Person to
comply with this clause.
However, We may sell the Report to any other Person although there is no obligation for Us to do so.
16) You indemnify Us in respect of any and all liability, including all claims, actions, proceedings,
judgments, damages, losses, interest, costs and expenses of any nature, which may be incurred by, brought,
made or recovered against Us arising directly or indirectly from the unauthorised provision or sale of the
Report by You to a Person without Our express written permission.
IMPORTANT DISCLAIMER
DISCLAIMER OF LIABILITY: -No Liability shall be accepted on an account of failure of the Report to notify any
problems in the area(s) or section(s) of the subject property physically inaccessible for inspection, or to which
access for Inspection is denied by or to the Inspector (including but not limited to or any area(s) or section(s) so
specified by the Report).
DISCLAIMER OF LIABILITY TO THIRD PARTIES: - We will not be liable for any loss, damage, cost or expense,
whatsoever, suffered or incurred by any Person other than You in connection with the use of the Inspection
Report provided pursuant to this agreement by that Person for any purpose or in any way, including the use of
this report for any purpose connected with the sale, purchase, or use of the Property or the giving of security
over the Property, to the extent permissible by law. The only Person to whom We may be liable and to whom
losses arising in contract or tort sustained may be payable by Us is the Client named on the face page of this
Agreement.
CONTACT THE INSPECTOR
Please feel free to contact the inspector who carried out this inspection. Often it is very difficult to fully explain
situations, problems, access difficulties, building faults or their importance in a manner that is readily
understandable by the reader. Should you have any difficulty in understanding anything contained within this report
then you should immediately contact the inspector and have the matter explained to you. If you have any questions
at all or require any clarification then contact the inspector prior to acting on this report.

The Inspector: Michael Linklater
Inspectors Ph: 0481 299 682
.......... End Of Report ..........

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